UP to 150 homes could still be built near one of Taunton’s park and ride sites following a planning inquiry scheduled for the new year.

Taylor Wimpey submitted outline plans in October 2023 for up to 150 new homes on the Brookfield Farm Shop and Nursery site on Ruishton Lane in Ruishton, north of the Gateway park and ride site on the eastern edge of Taunton.

Ruishton and Thornfalcon Parish Council objected strongly to the plans, arguing that Ruishton Lane was “already overused” and “too narrow” to accommodate such a disproportionate number of new homes.

Somerset Council refused the plans outright in late-July, arguing they would put pedestrians at risk and leave the new residents isolated from key services.

But this decision could be overturned by the Planning Inspectorate in early-2025, with residents being invited to make formal statements ahead of a public inquiry in January.

The site lies at the western edge of Ruishton, adjacent to the Premier Inn and Miller and Carter steakhouse.

Access to the new development (dubbed ‘Brookfield Nurseries’) would be from Ruishton Lane, with walking and cycle routes being provided throughout the site and potentially linking up with both the village and the recently-upgraded junction with the A358.

Despite being close to the Black Brook, the site is deemed to be at relatively low risk of flooding – with the developer promising to reduce the risk further by substantial landscaping and a green buffer at the site’s northern edge.

Part of this area will be turned into wetlands as a form of phosphate mitigation, to prevent any additional phosphates being released into the Somerset Levels and Moors catchment area.

Of the 150 homes planned for the site, 38 will be affordable – meeting the council’s 25 per cent target for any new development of ten homes or more in the former Somerset West and Taunton area.

The development also included substantial amounts of public open space to provide a buffer between the new homes, the Black Brook and the M5 motorway.

The site is not currently allocated for development within the Taunton Deane Core Strategy or the Ruishton and Thornfalcon Neighbourhood Plan, which was formally adopted into the council’s planning policy on February 14.

Ruishton and Thornfalcon Parish Council objected vociferously to the proposals, arguing that Ruishton Lane was a “totally inappropriate” location for any development of this scale.

A spokesman said: “Ruishton Lane is already overused and congested by traffic and the extra 150 houses will only exacerbate the situation. Ruishton Lane is the only road to the village’s school, pub, church, playing fields and village hall, and is a rat run for journeys to Creech St. Michael and beyond, especially if the A358 is congested or closed.

“It is too narrow for two vehicles to pass in places and the proposed virtual footpath to encourage people to walk or cycle is not going to be safe in reality. The lack of capacity on Ruishton Lane already results in safety issues for pedestrians and cyclists.

“Adding the traffic from 150 new properties would only make this worse. Although the developer has attempted to mitigate flooding, there will still be regular occasions when flooding occurs causing problems for the site and the main village of Ruishton, which is lower than the site and is known to suffer from serious flood problems.”

Somerset Council refused the plans through the delegated powers of its planning officers, rather than a public decision by its planning committee west.

The council identified the following five reasons for why the plans should be refused:

The development is outside of the village boundary on an unallocated site – meaning it amounts to building in the open countryside and is therefore “not an appropriate location for major large-scale development”

Creating a “virtual foot-way” (and narrowing Ruishton Lane in the process) would lead to vehicles “overrunning the virtual foot-way” when traffic is coming the other way, putting pedestrians and cyclists at undue risk

The development would merge Ruishton with the wider Taunton urban area, “adversely changing the rural character, appearance and setting of the village

The proposed development would “give rise to less than substantial harm” to local heritage assets, including Woodlands and the adjoining stable block

The design does not overcome a “lack of connectivity and accessibility to existing settlements”, meaning new residents will be reliant on the private car to access local amenities

Taylor Wimpey said that the development would provide much-needed affordable housing to the wider Taunton area, where numerous large-scale developments have been held up by the ongoing phosphates crisis.

A spokesman said: “The council is unable to demonstrate a five-year housing land supply.

“It will be demonstrated [at the inquiry] that are no policies in the National Planning Policy Framework that provide a clear reason for refusing planning permission.

“There are no material adverse impacts arising from the appeal proposal that would significantly and demonstrably outweigh the benefits.”

The Planning Inspectorate has indicated that this matter will be settled through an in-person public inquiry, rather than via an informal hearing or written representations.

Planning inspector Dominic Young will preside over the inquiry, which is scheduled to begin on January 14, 2025 and is expected to last for eight days, including a site visit.

To make a formal representation to the inquiry, visit www.acp.planninginspectorate.gov.uk and quote case number 3349986 by October 10.